Wondering what you will actually walk away with when you sell your Yarmouth Port home? You are not alone. The seller net sheet is your simple, line-by-line view of the costs that come out of your sale price so you can plan with confidence. In this guide, you will see what typically appears on a Yarmouth Port net sheet, how each item works locally, and three clear examples to help you estimate your proceeds. Let’s dive in.

What a seller net sheet includes

A seller net sheet starts with your expected sale price. It subtracts standard selling costs, any mortgage payoff, and negotiated items to show an estimated net before taxes. The exact figures depend on your property, timing, and contract terms.

Here are the main categories you will see:

• Broker commission
• Massachusetts real estate excise tax and recording fees
• Mortgage payoff and lender charges
• Title, closing, and attorney fees
• Prorations for taxes, HOA or utilities
• Inspections, repairs, and compliance items
• Seller credits or concessions
• Prep, staging, marketing, and holding costs
• Possible taxes on gain

Typical Yarmouth Port seller costs

Below are the items that most often reduce proceeds for sellers in Yarmouth Port. Your net sheet will use actual quotes and your lender payoff for accuracy.

Broker commission

• Typical range is about 5% to 6% of the sale price in many Massachusetts markets. Commissions are negotiable and can vary with price point, property type, and service level.

Massachusetts real estate excise tax

• The state excise, sometimes called conveyance tax, is commonly paid by the seller at recording. The typical rate is 0.456% of the sale price. Local recording fees are added and vary by county.

Mortgage payoff and lender charges

• Your outstanding principal, unpaid interest, and any lender release or reconveyance fees are paid at closing. Get a payoff statement early because the balance changes daily with per diem interest.

Title insurance, closing, and attorney fees

• In many Massachusetts closings, sellers contribute to title-related costs. In some cases, sellers pay for the buyer’s owner’s title insurance policy, but practices vary by region and negotiation. Title premiums scale with price, often a few tenths of a percent up to roughly 0.5% to 0.7%. Most sellers also hire an attorney, with typical fees around $800 to $2,500 depending on complexity.

Recording fees and municipal items

• Recording the deed and any mortgage discharge involves modest fees that can range from tens to a few hundred dollars. The Barnstable County Registry of Deeds sets the schedule. Your closing team will confirm current amounts.

Prorations for taxes, HOA, and utilities

• Property taxes are prorated to the closing date based on the Town of Yarmouth billing schedule. Condo or HOA fees and some municipal utilities may also be prorated.

Inspections, repairs, and Cape-specific items

• Title 5 septic inspections are common on Cape Cod and can be a major cost variable. Inspections typically run about $500 to $1,500, while repairs can range from small fixes to tens of thousands of dollars if a system fails. Smoke and CO compliance, older home updates, and flood zone documentation can also appear.

Seller concessions and home warranties

• Credits to buyers, closing cost help, or a home warranty may be negotiated. These can range from zero to several thousand dollars depending on market conditions and buyer financing needs.

Pre-listing prep, staging, and holding costs

• Staging, photography, landscaping, and light repairs often range from a few hundred dollars to several thousand dollars. You may also carry utilities, insurance, and taxes while the home is on the market.

Taxes on gain

• The federal home sale exclusion can shield up to $250,000 of gain for single filers and up to $500,000 for married couples who meet ownership and use tests. Massachusetts taxes capital gains as income, which can apply to second homes, investment properties, large gains, or short ownership. Consult a tax advisor for your specific situation and documentation.

How to estimate your net

You can start with a quick estimate, then refine it as you gather quotes and your lender payoff.

1. Estimate your sale price. Use recent local comps or your agent’s pricing analysis.
2. Apply a commission percentage that matches your listing plan.
3. Calculate 0.456% for the Massachusetts excise tax.
4. Request a payoff statement from your lender so you have the exact balance and per diem interest.
5. Get quotes for title insurance, closing, and attorney fees from your closing team.
6. Estimate prorations for taxes, HOA, and utilities based on your expected closing date.
7. Add likely inspection, repair, and staging costs. Include any planned seller credits.
8. Subtract the total costs from your sale price to see an estimated net before taxes.

Sample net sheets for Yarmouth Port

These three examples show how common line items affect your bottom line. They are illustrative only. Your exact numbers will depend on your payoff, contract terms, and service selections.

Example A: Modest single-family sale

• Sale price: $450,000
• Broker commission at 5.5%: $24,750
• MA excise at 0.456%: $2,052
• Mortgage payoff: $150,000
• Title and closing-related fees: $1,800
• Attorney fees: $1,200
• Recording and other fees: $300
• Prorated taxes and utilities: $1,200
• Repairs and staging: $3,000
• Total estimated seller costs: $184,302
• Estimated net before taxes: $265,698

Example B: Mid-range Yarmouth Port sale

• Sale price: $800,000
• Broker commission at 5.5%: $44,000
• MA excise at 0.456%: $3,648
• Mortgage payoff: $300,000
• Title and closing-related fees: $3,200
• Attorney fees: $1,500
• Recording and other fees: $300
• Prorated taxes and utilities: $2,500
• Repairs, staging, and a seller credit: $9,000
• Total estimated seller costs: $364,148
• Estimated net before taxes: $435,852

Example C: Higher-end sale

• Sale price: $1,800,000
• Broker commission at 5.5%: $99,000
• MA excise at 0.456%: $8,208
• Mortgage payoff: $800,000
• Title and closing-related fees: $6,500
• Attorney fees: $2,500
• Recording and other fees: $500
• Prorated taxes and utilities: $6,000
• Repairs, staging, and concessions: $25,000
• Total estimated seller costs: $947,708
• Estimated net before taxes: $852,292

Local factors that change your net

Seasonality and timing

Cape Cod demand is seasonal, which can affect pricing, time on market, and concessions. Summer closings can be more complex due to occupancy schedules and short-term rental calendars.

Septic and well considerations

Title 5 septic results can shift negotiations. A pre-listing inspection can reduce surprises and help you price or plan credits with confidence. If a system fails, remediation costs vary widely.

Flood and insurance influences

Homes near flood zones can require additional documentation for buyers using FHA, VA, or conventional loans. This sometimes affects negotiation terms and timeline. Elevation certificates or first-year insurance credits may come up in rare cases.

Recording and deed transfer details

Barnstable County recording fees and procedures vary by deed type and whether the seller is an individual or a trust. Your attorney or title company will confirm the correct process and fees for your file.

How The Cape House Team helps you net more

When you sell on the Cape, presentation and timing matter. You want a clear net sheet, professional preparation, and marketing that pulls qualified buyers to your door.

Here is how we support your bottom line:

• Pricing and strategy built on hyper-local insight across mid and lower Cape villages.
• End-to-end listing production including staging, professional photography, and virtual staging to attract stronger offers.
• Remodeling referrals to address updates that lift buyer appeal and reduce repair credits.
• Experienced negotiation and contract management that keeps your costs predictable.

Our results reflect this approach, including a 104% sale-price-to-list-price average and more than $100M in sales volume since 2019. If you want a custom Yarmouth Port seller net sheet tailored to your property, we will prepare one and walk you through every line item.

Ready to see your numbers and a plan to optimize them? Start Your Cape Cod Story with The Cape House Team.

FAQs

What is included in a Yarmouth Port seller net sheet?

• A net sheet starts with your sale price and subtracts commission, the Massachusetts excise tax, your mortgage payoff, title and attorney fees, prorations, repairs or credits, and prep costs to estimate your proceeds before taxes.

Who pays the Massachusetts real estate excise tax when selling in Yarmouth Port?

• The seller commonly pays the state excise at a typical rate of 0.456% of the sale price, plus applicable recording fees set by Barnstable County.

How do Title 5 septic inspections affect my net on Cape Cod?

• Title 5 inspections are common and can be a major cost variable; inspection costs are modest, but repairs can range from small fixes to significant expenses if a system fails, which can change pricing or credits.

How accurate are sample net sheets versus actual closing proceeds?

• Samples show how costs stack up, but your actual net depends on your lender payoff, negotiated terms, and exact fee quotes; ask your agent, attorney, and lender for a custom, current estimate.

Will I owe capital gains tax when I sell my Yarmouth Port home?

• Many primary-residence sellers qualify for the federal home sale exclusion, but second homes, investment properties, large gains, or short ownership can create taxable situations, so consult a tax advisor for your specifics.